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HomeMy WebLinkAboutPC Resolution 13-36 - (620 and 640 PCH)P.C. RESOLUTION 13-36 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A CONDITIONAL USE PERMIT TO ALLOW A NEW CAR RENTAL USE ("ENTERPRISE RENT - A -CAR") WITH INCIDENTAL CAR WASH, AND SUPERSEDING PLANNING COMMISSION RESOLUTION 93-13, AT 620 AND 640 PACIFIC COAST HIGHWAY, LEGALLY DESCRIBED AS THE NORTHWEST 50 FEET OF THE SOUTHWEST 121.8 FEET OF LOT 7, BLOCK 85, SECOND ADDITION TO HERMOSA BEACH AND LOTS 18 AND 19, WILSON LIND'S TRACT, CITY OF HERMOSA BEACH. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Enterprise Holdings seeking approval of a Conditional Use Permit to allow a car rental agency with an incidental car wash facility on property owned by Noor Estate LLC. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for a Conditional Use Permit 13-11 on November 19, 2013, at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. The project is Categorically Exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15301 because the project involves a use of similar or lesser intensity as the prior use, is located in an urbanized area, involves only minor exterior alterations to the building and parking lot, all necessary public services, access and facilities are available, and the project as conditioned will comply with the General Plan and Zoning Ordinance. Section 4. Based on the testimony and evidence received the Planning Commission makes the following factual findings: 1. The site is zoned SPA-7, allowing a car rental use subject to approval of a Conditional Use Permit pursuant to Hermosa Beach Municipal Code Sections 17.38.300(A) and 17.26.030. The proposed washing of rental cars may be considered as an incidental use and is not subject to the standards set forth in Section 17,40.030 regulating coin -operated, self-service car washes. 2. The lot at 640 Pacific Coast Highway contains a 2,400 square foot single -story building previously occupied by a furniture store and the lot at 620 Pacific Coast Highway contains a 1,993 square foot 24-hour, coin -operated self-service car wash with four bays permitted pursuant to a Conditional Use Permit (Planning Commission Resolution 93-13) on the adjacent lot at 640 Pacific Coast Highway to the south. Limited landscaping exists along the rear property lines abutting residential uses to the east. 3. The applicant proposes to demolish a portion of the furniture store to create a 1,123 square foot car rental office, demolish three coin -operated self-service car wash bays and retain one bay to provide a car wash facility for maintenance of rental cars; demolish two single -story structures used as storage for the car wash operation; remove all vacuum cleaner units and then relocate one unit in front of the car wash; enhance building facades and elevations; re -stripe the parking lot; and maintain the existing pole sign and reface with Enterprise -branded panels. 4. Parking is required at one space per 1,000 square feet of site area; 16 onsite spaces are required and 31 onsite spaces are provided, including 21 standard spaces, 9 compact spaces and one handicap space. 5. The operation involves the processing of rental cars (pick-up and drop-off of rental cars) limited to the hours that the office is open, as well as light cleaning and washing of the rental vehicles as needed; detailing is not proposed. Customers will not be permitted to leave their personal vehicles at the site, after-hours rental car drop-off will not be allowed, and the site and driveways will be gated and locked during non -business hours. A maximum of three to four employees and a part-time driver will be onsite at any time. 6. Proposed office hours are Monday to Friday 8:00 a.m. to 6:00 p.m., Saturday 9:00 a.m. to 12:00 noon, and closed on Sunday. 7. Landscaping will be increased from 200 square feet to 1,000 square feet, including provision of a five foot wide planter adjacent to residential uses to the rear and a planter at the base of the existing pole sign. However, the existing site is nonconforming to landscape requirements set forth in Section 17.38.320(C)(1)(a) and (b) as it contains less than the required five percent landscaped area, less than the required landscaped area along the property frontage, and fewer than the required number of trees or shrubs in these areas; and the site does not provide a landscaped planter at the base of the existing pole sign per Section 17.50.140(G). Section 5. Based on the foregoing factual findings and pursuant to H.B.M.C. Section 17.40.030, the Planning Commission hereby finds the site is suitable for a car rental use with incidental car wash facility to serve the onsite car rental operation, the use will be compatible with the surrounding area, and the use will not result in environmental impacts or impacts to services, as follows: 1. The proposed use is a car rental office processing rental car requests online, in -person, or by telephone inquiries. The operation will deliver vehicles to a significant number of customers, and after-hours vehicle drop-off or pick-up is not permitted. The site provides significantly more than the required 16 onsite parking spaces, which can be used for employees, customers and rental fleet parking. To ensure adequate spaces are available for all users and residential parking along 6th and 7th Streets and along Pacific Coast Highway is not impacted, the project is conditioned to provide 10 spaces for employees and customers, employees shall be directed to park onsite, signage is required directing customers to park in the designated parking spaces, after-hours drop- off or pick-up of rental cars is not permitted, and rentals shall be limited to standard sized cars rather than oversize or heavy vehicles, trailers or equipment. The parking lot and its operation shall also comply with the Municipal Code. Since the lots are adjoining and required parking and efficient 2 circulation relies upon coordinated use of both lots, the project is conditioned upon combining both lots into one legal parcel. 2. As conditioned, additional landscape will be provided, thereby improving site aesthetics and conformance with Section 17.38.320(C)(1)(a) and (b) requiring five percent landscaped area, specified landscaped area along the property frontage, and a specific number of trees or shrubs in these areas; and a landscaped planter at the base of the existing pole sign per Section 17.50.140(G). Landscaping height and width shall be adequate to screen the solid waste enclosure which shall comply with Chapter 8.12. Enhancement of the building facades, re -striping of the parking area, and the addition of landscaping and site elements will also improve the visual aesthetics of the site and be consistent with Council's Strategic Plan objectives to enhance entry corridors and the Pacific Coast Highway/Aviation Blvd. Improvement Committee's work to improve those corridors. 3. As conditioned, the use will not impact residential uses because the site's existing block walls along the easterly property line serves to mitigate potential impacts to residentially zoned properties to the east, additional landscaping with a minimum of thirteen 24-inch box trees will provide a buffer, hours of operation are limited, vacuum units along the east boundary will be eliminated and one unit will be located about 100 feet from residential use, adequate onsite parking will be required, return of rental cars outside of business hours will not be permitted, lighting will comply with parking lot lighting standards in Section 17.44.160(C), and plans shall be modified and demonstrate that lighting will not create light or glare beyond the property line. 4. The project will comply with Municipal Code requirements to protect health and safety and environmental resources in Chapters 8.44, 8.56 and 8.60 (water quality and conservation), 8.12 (solid waste), and 8.24 (noise). 5. The proposed use complements and supports the concentration of automobile sales and related services such as automobile sales and repair operating along Pacific Coast Highway. Additionally, the proposed use may serve visitor -serving uses such as three hotels along Pacific Coast Highway and one on Aviation Boulevard within the city. To facilitate the potential to accommodate new technologies such as electric vehicles, consistent with the Council's Strategic Plan carbon neutral goals, installation of electrical infrastructure to accommodate future level 2 charging shall be provided. Section 6. Based on the foregoing, the Planning Commission hereby approves the Conditional Use Permit 13-11 allowing a car rental use subject to the following Conditions of Approval: 1. Interior and exterior building improvements for a rental car agency use shall be substantially consistent with the plans approved by the Planning Commission on November 19, 2013. Minor modifications may be reviewed and approved by the Community Development Director. 2. The hours of operation for the rental car facility shall be limited to Monday to Friday 8:00 a.m. to 6:00 p.m. and Saturday 9:00 a.m. to 12:00 noon. Oversize, heavy vehicles, 3 trailers and equipment shall not be rented, and no vehicles other than those available for rent by the business at this location shall be stored or parked on the lot. 3. Car washing and vacuuming of rental vehicles shall be an incidental use strictly limited to vehicles rented from this premises. a) Car washing and vacuuming of rental vehicles shall only be permitted from 7:00 a.m. to 7:00 p.m. Monday through Friday, and 8:00 a.m. to 2:00 p.m. on Saturday. Auto detailing is not permitted. b) The car wash and vacuum unit shall not be utilized for vehicles other than those available for rent by the business at this location. c) Car washing and drying shall be conducted only in the designated car wash bay. Vacuuming shall only be allowed in the adjacent area to the front of the car wash facility as shown on approved site plan, approximately 100 feet from easterly property line. d) Blow dryer systems are prohibited. e) The use of non -biodegradable detergents or waxes is prohibited. 4. All rental vehicles associated with the business operation shall be parked onsite at all times. The site shall be gated and locked during non -business hours. Vehicles shall not be dropped -off or picked -up when the car rental business is closed. 5. A minimum of ten (10) stalls in the parking lot (including the handicap space) shall be reserved for employees and customers. Customers shall not leave customer vehicles onsite during the term of the rental agreement. Adequate parking sites for all employees shall be provided and employees shall be directed to park onsite. 6. The parking lot shall be designed and constructed in accordance with Sections 17.44.100 to 17.44.130. Applicant shall re -stripe the parking area. In order to accommodate required landscaping, drive aisle widths may be reduced and parking minimally realigned, while maintaining compliance with parking space size and drive aisle requirements. Loss of not more than two parking spaces may occur in order to comply with landscaping requirements. 7. An electrical service panel and conduit adequate to provide capacity for the future installation of, at minimum, level 2 charging infrastructure shall be installed and routed to an appropriate location within the parking area. 8. The two parcels constituting the property shall be combined into one legal parcel through the recording of a Boundary Line Adjustment. The property owner shall file with the Community Development Department a Certificate of Compliance approved 4 by the Community Development Director and City Attorney as to form for recording in the office of the Los Angeles County Recorder. 9. Modifications of any driveway encroachment shall require issuance of encroachment permits. 10. The use shall comply with Chapter 8.24 (Noise Control) and noise from the premises shall not constitute a public nuisance. Bells, buzzers, outdoor speakers or similar audible outdoor devices are prohibited. 11. Sign(s) shall be posted at the entrance to the parking area in a clearly visible location that states this parking is for use by customers and employees of Enterprise Rent-A- Car only. Signs shall be posted on the entrance door and in the parking area clearly prohibiting customers from parking on nearby residential streets. The required handicap parking space shall be signed as required by law. 12. Two copies of a Final Landscaping Plan, consistent with landscape plans approved by the Planning Commission and this approval, indicating size, type, quantity and characteristics of landscape materials shall be submitted to the Community Development Department, Planning Division for review and approval prior to the issuance of Building Permits. The Final Plan shall also include the following: a) Landscaping shall comprise a minimum of five (5) percent of the lot area, landscaping along the frontage or within planters on the front half of the lot shall comprising approximately 390 square feet, and provide the required number of trees or shrubs in these areas, per Section 17.38.320(C)(1). b) Landscaping adequate for buffering purposes (palm trees are not acceptable) in a new planter along the easterly property line shall be provided consistent with approved plans including a minimum of thirteen 24-inch box trees of a species that will buffer the rear wall but when mature will not block views of residences to the east as determined by the Community Development Director. c) Landscaping height and width shall be adequate to screen the solid waste enclosure. d) A landscape planter shall be provided adjacent to the south wall of the office building and its extension as shown on the plans to enhance the site and building. e) The Final Landscaping Plan shall comply with Sections 8.60.070, 8.56.070 and 17.38.320 to the satisfaction of the Community Development Director. f) Applicant shall provide compliant landscaping at the existing pole sign base as required by Section 17.50.140(G). g) An automatic landscape sprinkler system consistent with Section 8.60.060(D) shall be provided and shall be shown on plans (Building Permits are required). 5 h) All landscaping shall be well -maintained at all times. Landscaping shall be replaced consistent with the approved Landscape Plan when dead or dying. i) The front gate/fence shall be moved at least 18-20 inches to the east and landscaping shall be placed in front of the gate/fence. 13. Water conservation measures shall be provided and maintained consistent with Section 8.56.070 including subsections (A), (D) (E), (F) and (K). 14. Waste management shall at all times comply with all provisions of Chapter 8.12. The solid waste enclosure shall be enclosed and roofed so that solid waste is not visible from the street. All solid waste shall be maintained within the enclosure. Said enclosure shall be compatible with site architecture. 15. The project shall fully comply with Chapter 8.44 and a stormwater management plan shall be prepared as applicable. Best management practices shall be utilized at all times. The site shall be equipped with a clarifier and wastewater shall be plumbed to the sanitary sewer. Site drainage and filters shall be in accordance with Public Works, Health and Building Division requirements. 16. Disposal of hazardous wastes or materials shall be in accordance with local, state and federal laws, but in no event shall such wastes or materials be allowed to drain into the City storm drain system. 17. All exterior lighting shall be downcast, fully shielded and illumination shall be contained within the property boundaries and shall not create light or glare beyond the property line. Lighting shall be energy conserving and motion detector lighting shall be used for all lighting except low-level (3 feet or less in height) security lighting. Lamp bulbs and images shall not be visible from within an onsite or offsite residential unit. Exterior lighting shall not be deemed finally approved until 30 days after installation, during which period the building official may order the dimming or modification of any illumination found to be excessively brilliant or impacting to nearby properties. a) Light standards along the residential boundaries shall be relocated or redesigned to comply with parking lot lighting standards in Section 17.44.160(C) and plans shall be modified and demonstrate that lighting will not create light or glare beyond the property line. 18. A separate sign permit is required to re -face the existing pole sign onsite. All signs must comply with applicable requirements in Section 17.50.140. 19. The exterior of the premises shall be maintained in a well -maintained, clean and orderly condition and maintained free of graffiti at all times. Daily sweeping and cleanup of the car wash bay is required. 6 20. The establishment shall not adversely affect the health, safety or welfare of the residents or commercial establishment in the vicinity. 21.Operation of the business shall comply with all applicable requirements of the Building, Fire and Public Works Departments, and the Municipal Code. 22. Prior to issuance of a Building Permit, abutting property owners and residents within 100 feet shall be notified of the anticipated date for commencement of construction. The form of the notification shall be provided by the Planning Division of the Community Development Department. Building permits will not be issued until the applicant provides an affidavit certifying mailing of the notice. 23. The applicant shall submit all required plans and reports to comply with the City's construction debris recycling program including manifests from both the recycler and County landfill; at least 65 percent of demolition debris associated with demolition of the existing improvements and new construction shall be recycled. General: 24. Planning Commission Resolution 93-13 (for the former coin -operated car wash at 620 Pacific Coast Highway) is hereby superseded and shall be null and void of no further effect. 25. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation hereafter adopted that is applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 26. The Planning Commission may review this Conditional Use Permit and may amend the subject conditions or impose any new conditions if deemed necessary to mitigate detrimental effects on the neighborhood resulting from the subject use. 27. Approval of this permit shall expire twenty-four (24) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 7. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. The Conditional Use Permit shall be recorded and proof of recordation shall be submitted to the City of Hermosa Beach. 7 Each of the above conditions is separately enforceable and, if one of the conditions is found unenforceable by a court of law, all other conditions shall remain valid and enforceable. To the extent permitted by law, the Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void or annul this Conditional Use Permit. The City shall promptly notify the Permittee of any claim, action or proceeding and the City shall fully cooperate in the defense. If the City fails to promptly notify the Permittee of any claim, action or proceeding, or the City fails to cooperate fully in the defense, the Permittee shall not thereafter be responsible to defend, indemnify or hold harmless the City. The Permittee shall reimburse the City for any court and attorney's fees that the City may be required to pay as a result of any claim or action brought against the City because of this grant. Although the Permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action but such participation shall not relieve the Permittee of any obligation under this Conditional Use Permit. Section 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: Comms.Allen,Flaherty,Perrotti,Chmn.Hoffinan NOES: None ABSTAIN: None ABSENT: Comm.Pizer CERTIFICATION I hereby certify the foregoing Resolution P.C. 13-36 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California, at its regular n1crting of November 19, 2013. t Peter [t)ffi ''1 Chairman November 19 2013 Date °t1 l�lat,1, Secretary F:b95\cd\pc\2013\11-19-13\620PCH\reso 13-36 final